Residential Mortgage Financing
Residential mortgage financing is the foundation of homeownership and real estate investing—but not all lenders understand the available programs. At LendCity, we specialize in securing residential mortgages for primary residences, investment properties, vacation homes, and unique borrower situations across Canada, the U.S., and Mexico. We understand the complexities—analyzing income verification, down payment structures, debt ratios, and property valuations—because we’ve financed thousands of residential properties ourselves. Whether you’re buying your first home, building a rental portfolio, or refinancing to access equity, we know how to structure your file so the lenders approve you.
Traditional banks often have rigid residential lending criteria that exclude self-employed borrowers, investors with multiple properties, or buyers with non-traditional income. We work with a network of specialized residential lenders who understand that not everyone fits the A-lender criteria and are willing to evaluate applications based on the complete financial picture, not just a credit score. From alternative lending solutions to help you qualify when banks say no, to competitive prime rates for straightforward deals, we find financing that matches your situation and timeline. Our cross-border expertise means we can help you secure residential financing in Canadian, U.S., or Mexican markets where opportunity is calling.
You need a financing partner who understands that residential mortgages aren’t one-size-fits-all—not someone who’s going to force you into a program that doesn’t fit. Our team has closed residential financing for every borrower profile: employed and self-employed, first-time buyers and seasoned investors, perfect credit and credit rebuilding. We know what lenders want to see, how to present your application for maximum approval odds, and how to negotiate terms that preserve your cash flow and long-term wealth-building strategy. When you work with LendCity, you’re working with mortgage professionals who understand that homeownership and real estate investing are about building financial freedom, and we structure financing that supports that vision.
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One Stop Shop
Discover The Options
At LendCity, we provide the full spectrum of residential mortgage financing across Canada, the U.S., and Mexico. Whether you’re purchasing your first home, refinancing to access equity for renovations, building an investment property portfolio, securing financing as a self-employed borrower, or exploring specialized programs like reverse mortgages or new construction loans, we have the lender relationships and expertise to structure the right solution. From prime conventional mortgages with the lowest rates to alternative lending for unique situations, we match your homeownership or investment strategy with financing that works—regardless of employment type, credit profile, or property complexity.
Primary Residence
Secure competitive mortgage rates for buying your primary home across Canada, the U.S., and Mexico. We work with lenders offering conventional, insured, and alternative programs to match your down payment and income situation.
Investment Property
Financing for rental properties and real estate investments with lenders who understand cash flow analysis and investor profiles. Build your portfolio with terms designed for long-term wealth creation.
Refinance
Lower your rate, reduce payments, or access equity to fund renovations, consolidate debt, or invest in additional properties. We arrange refinancing for both owner-occupied and investment properties that traditional banks won’t touch.
Self-Employed Mortgages
Specialized lending programs for business owners and self-employed borrowers who don’t fit traditional income documentation requirements. We work with lenders who evaluate stated income, business financials, and alternative verification.
First-Time Homebuyer
Tailored programs and guidance for buyers entering the market for the first time. Access to down payment assistance, insured mortgages with as little as 5% down, and lenders who specialize in first-time buyer approvals.
Vacation Homes
Financing for cottages, vacation properties, and second homes with lenders who understand seasonal use and non-rental secondary residences. Competitive rates for qualified borrowers.
Home Equity Line of Credit
Tap into your home equity with a revolving credit line for renovations, investments, or emergency funds. Flexible access to capital secured by your property at competitive rates.
Reverse Mortgages
For homeowners 55+ who want to access home equity without monthly payments. Convert home value into tax-free income while maintaining ownership and living in your home.
New Construction
Construction-to-permanent financing for building your custom home or major additions. Staged funding that transitions seamlessly from construction phase to permanent mortgage once complete.
Renovation
Finance major home improvements and renovations with programs that lend based on after-renovation value. Perfect for value-add projects that increase your home’s worth.
Debt Consolidation
Consolidate high-interest debt into your mortgage at lower rates. Refinancing solutions that improve cash flow by combining credit cards, car loans, and other debts into one manageable payment.
Portfolio Mortgages
Consolidate multiple residential investment properties under blanket financing to simplify management and potentially unlock better overall terms. Ideal for investors scaling their holdings.
FAQ
What types of residential properties can you finance?
We finance single-family homes, condos, townhouses, duplexes, triplexes, fourplexes, and small multi-family properties (up to 4 units). Whether it’s your primary residence, second home, or investment property, we have financing solutions for various residential real estate needs.
What’s the minimum down payment for residential financing?
Down payment requirements vary based on property type and use. For owner-occupied homes in Canada, you can qualify with as little as 5% down (with mortgage insurance). For investment properties, expect 20-35% down depending on the lender and your financial profile.
Do you offer financing for first-time home buyers?
Absolutely. We specialize in helping first-time buyers navigate the mortgage process, access down payment assistance programs, and secure competitive rates. We’ll walk you through every step and explain options like the First-Time Home Buyer Incentive and other government programs.
Can I get approved with less-than-perfect credit?
Yes. While traditional lenders have strict credit requirements, we work with alternative and private lenders who evaluate your full financial picture—not just your credit score. We’ve secured residential financing for clients with credit challenges, previous bankruptcies, and non-traditional income sources.
How long does it take to get approved for residential financing?
Pre-approval can happen within 24-48 hours for straightforward applications. Full approval and closing typically take 30-45 days for purchases, though refinances can move faster. If you need expedited financing, we have lenders who can close in as little as one week.
What interest rates can I expect on residential mortgages?
Rates vary based on your credit profile, down payment, property type, and market conditions. Currently, owner-occupied residential mortgages range from 4-5% for A-lenders, while alternative and private financing may run 5-12%+ depending on risk factors. We shop multiple lenders to secure your best rate.
Do you finance residential properties in the U.S. and Mexico?
Yes. We have cross-border lending relationships that allow us to finance residential properties in Canada, the U.S., and Mexico. Whether you’re a Canadian buying in Arizona or an American investing in Toronto, we structure deals that work across borders.
Can I use rental income to qualify for my residential mortgage?
Yes, if you’re purchasing a multi-unit property or a home with a rental suite. Lenders will typically consider 50-80% of projected rental income when calculating your debt service ratios, helping you qualify for a larger mortgage amount.
What’s the difference between high-ratio and conventional mortgages?
A high-ratio mortgage has less than 20% down payment and requires mortgage default insurance (CMHC, Sagen, or Canada Guaranty). A conventional mortgage has 20%+ down and doesn’t require insurance. High-ratio mortgages often have slightly better rates due to the insurance protection for lenders.
Can I port my existing mortgage when I move to a new home?
Many mortgages are portable, meaning you can transfer your existing rate and terms to a new property. However, porting isn’t always the best option—sometimes breaking your mortgage and securing new financing offers better overall terms. We’ll analyze both scenarios and recommend the best path forward.
